2590 Henderson Rd · Redding, CA 96002

$850,000

None bd · None ba · 792 sqft · MultiFamily public records · 299 Days on market

Built 1940

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

8-unit complex consist of 1- 2 bedroom, 5-one bedrooms, 2- studios. Solid investment opportunity! All units are rented with good rental history.

Key facts

• Built 1940
• Listed 299 days

Property features AI

Exterior

• Parking: Assigned parking; On-street parking
• Home design: Residential income property
• Construction: Wood siding
• Exterior features: Directions: South on Hartnell from Cypress, right on Parkview to the end, then straight across on Henderson; Cross street: Parkview

Interior

• Heating & cooling: Natural gas heating; Electric heating; Wall furnace; Central or window-based cooling (has cooling)
• Interior features: Cooling available; Heating available

What this means for you Summary

Snapshot

• This is a 1×2bd/1.5ba + 7×1bd/1ba units multifamily listed at $850k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $389/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $850k).
• Recommended offer: $748k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#106 in CA, #3,726 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment C-, crime F, cost of living F.
• Shasta Union High (urban): math 41% / reading 67% proficiency, ranked #122 of 517 in CA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Rother Elementary (math 17% / reading 17%, grade F, #1,340 of 1,571 statewide, top 88%, 277 students, 86% FRL); Parsons Junior High (math 26% / reading 42%, grade F, #192 of 498 statewide, top 39%, 483 students, 84% FRL); Enterprise High (math 33% / reading 61%, grade D-, #389 of 1,170 statewide, top 35%, 1,109 students, 60% FRL) — zoned schools average 77% FRL vs 16% district-wide (60 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 54% district-wide (-21 pts) — the specific schools serving this property underperform the Shasta Union High average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 286 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 246 units permitted in Shasta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Shasta County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $238k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($748k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $420k; list at $850k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $748,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.01%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $48,222
• Equity at exit: $126,738

10-year hold

• IRR: 13.7%
• Equity multiple: 2.04×
• Total profit: $248,551
• Equity at exit: $73,492

Cash invested: $238,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 96002

• Rents YoY: 1.9%
• Active inventory: 286
• Price-to-rent: 35.1×

Monthly cashflow live

• Estimated rent: $10,668 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$440 /mo · $5,284/yr
• Insurance: −$354
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,240
• Net cashflow: $3,109

Break-even live

Break-even rent $6,732

Max offer price $850,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,590	-5% $3,350	+0% $3,109	+5% $2,869	+10% $2,628
Rent	-10% $2,266	-5% $2,688	+0% $3,109	+5% $3,531	+10% $3,952
Rate	-1.0pp $3,537	-0.5pp $3,325	base $3,109	+0.5pp $2,889	+1.0pp $2,665

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$2,019
▸ 7× units	1	1	$8,652
Total (8 units)			$10,668

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Parkview Ave Redding, CA	1.0	1.0	800	$1,350	$1.69	15d	1	0.63mi
545 Wilshire Dr Redding, CA	1.0	1.0	616	$1,125	$1.83	15d	1	0.78mi
540 South St Redding, CA	1.0	1.0	536	$1,295	$2.42	15d	1	0.79mi
3220 C St Redding, CA	2.0	1.5	886	$1,500	$1.69	15d	1	0.90mi
1006 2nd St Unit A Redding, CA	2.0	1.0	700	$1,175	$1.68	15d	1	0.96mi
2821 Blue View St Redding, CA	2.0	1.0	1000	$1,595	$1.59	15d	1	1.00mi
2155 Park Marina Dr Redding, CA	2.0	1.0	905	$1,400	$1.55	15d	1	1.01mi
2487 Court St Apt 9 Redding, CA	2.0	1.0	725	$1,199	$1.65	23d	1	1.05mi
2222 California St Unit 08 Redding, CA	1.0	1.0	800	$1,095	$1.37	15d	1	1.05mi
2119 Pine St Redding, CA	1.0	1.0	650	$1,195	$1.84	23d	1	1.05mi
712 Kerryjen Ct Unit B Redding, CA	2.0	1.0	850	$1,300	$1.53	23d	1	1.10mi
3629 Bechelli Ln Redding, CA	1.0–2.0	1.0	769	$1,650	$2.15	15d	1	1.11mi
3512 Adams Ln Unit 8 Redding, CA	2.0	1.0	900	$1,375	$1.53	15d	1	1.21mi
1063 Del Sol Pl Unit D Redding, CA	2.0	1.5	941	$1,350	$1.43	15d	1	1.25mi
1295 Downard Ln Apt 5 Redding, CA	2.0	1.0	800	$1,199	$1.50	15d	1	1.32mi
1013 Echo Rd Redding, CA	2.0	1.0	768	$1,375	$1.79	15d	1	1.42mi
1907 Grace Ave Apt B Redding, CA	2.0	1.0	832	$1,215	$1.46	23d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $850,000 Active 299 DOM
2. 2026-06-19
   days on market $850,000 Active 297 DOM
3. 2026-06-18
   days on market $850,000 Active 296 DOM
4. 2026-06-17
   days on market $850,000 Active 295 DOM
5. 2026-06-16
   days on market $850,000 Active 294 DOM
6. 2026-06-15
   days on market $850,000 Active 293 DOM
7. 2026-06-14
   days on market $850,000 Active 291 DOM
8. 2026-06-13
   days on market $850,000 Active 290 DOM
9. 2026-06-10
   days on market $850,000 Active 288 DOM
10. 2026-06-09
    days on market $850,000 Active 287 DOM
11. 2026-06-08
    days on market $850,000 Active 286 DOM
12. 2026-06-07
    days on market $850,000 Active 285 DOM
13. 2026-06-05
    days on market $850,000 Active 282 DOM
14. 2026-06-03
    days on market $850,000 Active 281 DOM
15. 2026-06-02
    days on market $850,000 Active 280 DOM
16. 2026-06-01
    days on market $850,000 Active 279 DOM
17. 2026-05-31
    days on market $850,000 Active 278 DOM
18. 2026-05-30
    days on market $850,000 Active 277 DOM
19. 2025-08-26
    listed $850,000 Active
20. 2019-03-29
    soldstatus $420,000 144-char remark

    Show marketing remark (144 chars)

    8-unit complex consist of 1- 2 bedroom, 5-one bedrooms, 2- studios. Solid investment opportunity! All units are rented with good rental history.

21. 2019-03-29
    soldstatus $420,000

    Show marketing remark (144 chars)

    8-unit complex consist of 1- 2 bedroom, 5-one bedrooms, 2- studios. Solid investment opportunity! All units are rented with good rental history.

22. 2018-12-05
    listed $460,000 144-char remark

    Show marketing remark (144 chars)

    8-unit complex consist of 1- 2 bedroom, 5-one bedrooms, 2- studios. Solid investment opportunity! All units are rented with good rental history.

23. 1989-03-03
    soldstatus $127,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $5,284 · $440/mo
• Projected year-2 tax: $6,460 · $538/mo
• Expected delta: +$1,176/yr (+$98/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 37 unhealthy d/yr today · 40 by 30 yrs out

Taxation est. · year 1

• Rental income: $128,016
• − Mortgage interest: −$47,613
• − Property taxes: −$5,284
• − Insurance: −$5,048
• − Repairs & maintenance: −$10,241
• − Management: −$10,241
• − Depreciation: −$24,727
• Taxable income: $24,861
• Est. tax owed @ 24.0%: −$5,967
• After-tax cash flow: $31,344/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Shasta Union High
• NCES district ID: 0636600
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 67% ▲ 9.00%
• Median HH income: $50,080
• Composite: 46.01/100
• National rank: #2532
• State rank: #122 of 517 in CA

Livability — Redding

• Score: 76/100
• State rank: #106
• US rank: #3726

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment C- Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redding, CA
• County: Shasta County · 147,641 people
• City population: 112,523
• Metro: Redding, CA
• Population (ZIP): 33,783
• Household income: $73,222
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1026.0

Population outlook (Shasta County) Hauer SSP2

• Today (2025): 179,231 people
• By 2030: 176,953 · -1.3%
• By 2040: 169,982 · -5.2%
• By 2050: 162,547 · -9.3%
• By 2075: 145,649 · -18.7%
• By 2100: 123,025 · -31.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 12% Asian 6% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Shasta

• 2024 margin: Solid R (+36.5) · D 30.5% · R 67.0% · Other 2.5%
• 2008→2024 swing: -10.7pp toward R · 2008: -25.8pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+33.1 2016: R+37.4 2012: R+30.3 2008: R+25.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -248.70%
• Current HPI: 319.713
• Rent YoY: ▲ 1.88%
• Metro: Redding, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+566.7% since first listed

5 events — show timeline

• 2025-08-26 Listed $850,000 SAOR
• 2019-03-29 Sold (Public Records) $420,000 Public Records
• 2019-03-29 Sold (MLS) $420,000 SAOR
• 2018-12-05 Listed $460,000 SAOR
• 1989-03-03 Sold (Public Records) $127,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $5,284 · +1.5% YoY. Source: county tax records.